Free Property Valuation
Enter your property details and get an instant AI-powered valuation based on Land Registry comparable sales — free, no signup required.
How UK property valuations work
Property valuations in the UK are based on comparable evidence — what similar properties in the same area have sold for recently. Estate agents, surveyors, and automated valuation models (AVMs) all use this approach. The key variables are location (down to street level), property type, size, number of bedrooms, condition, and tenure (freehold or leasehold).
Land Registry records every residential sale in England and Wales, typically within 3–6 months of completion. This tool draws on that data to identify recent comparable sales near your property and produces an AI-generated estimate that accounts for differences between your property and the comparables found.
Factors that affect property value
Beyond the headline figures of size and bedrooms, a property's value is influenced by its condition, EPC rating, garden, parking, local amenities, school catchments, transport links, flood risk, and the specific street. Two identical houses on the same road can command different prices based on aspect, proximity to a school, or whether one has been extended. This tool's optional description field lets you provide detail about features that the basic data wouldn't capture.
For leasehold properties, remaining lease length significantly affects value — properties with fewer than 80 years on the lease face a "marriage value" premium to extend, which can substantially reduce their market value. Indicate your tenure so the valuation can account for this.
Frequently asked questions
- What data does this valuation use?
- The valuation is based on Land Registry sold price records for England and Wales. The AI analyses recent comparable sales near your postcode, filtered by property type and bedroom count, then adjusts for differences between your property and those comparables. The description field lets you provide additional context (condition, features, extensions) that the basic data wouldn't capture.
- How accurate is an AI valuation?
- AI valuations are indicative estimates, not precise figures. Accuracy depends on the availability of recent comparable sales — properties in areas with lots of recent sales will produce tighter ranges than those in quieter markets. In most cases you can expect the estimate to be within 10–15% of achievable sale price. For unique properties or those with unusual features, accuracy will be lower.
- How is this different from a RICS valuation?
- A RICS Red Book valuation is a formal assessment by a qualified surveyor who physically inspects the property and produces a legally compliant report. It is required by mortgage lenders. This tool provides a free, indicative estimate for research purposes only — it is not a formal valuation and cannot be used for mortgage, legal, or insurance purposes. For those, consult a RICS-registered surveyor.
- Is there a limit on how many valuations I can get?
- Yes — the tool is rate-limited to 5 valuations per IP address per 24 hours to keep it free and sustainable. If you need more, try again the following day. For unlimited property analysis including full AI valuations, create a free HomeThink account.
- Do I need to create an account?
- No. This tool is completely free and requires no signup. Enter your property details and get an instant AI valuation. If you want deeper analysis — crime data, flood risk, EPC, price history, and full red flag/green flag analysis — sign up for a free HomeThink account.
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